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HDB · 460420

Blk 420 Bedok Nth St 1

Project page · 99-year lease from 1979

Indicative value range
S$437,486 – S$471,281
Indicative mid S$451,328 · S$6,637 psm

Based on 20 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 21304 TO 0668 sqmS$450,000S$6,618 psm×1.000S$6,618 psm
Sept 2026Blk 41910 TO 1268 sqmS$470,000S$6,912 psm×1.000S$6,912 psm
Sept 2026Blk 41910 TO 1268 sqmS$450,000S$6,618 psm×1.000S$6,618 psm
Aug 2026Blk 21801 TO 0368 sqmS$400,000S$5,882 psm×1.000S$5,882 psm
Aug 2026Blk 42010 TO 1268 sqmS$395,000S$5,809 psm×1.000S$5,809 psm
Jun 2026Blk 20404 TO 0668 sqmS$465,000S$6,838 psm×1.000S$6,838 psm
Jun 2026Blk 20204 TO 0667 sqmS$446,000S$6,657 psm×1.000S$6,657 psm
Jun 2026Blk 21701 TO 0368 sqmS$448,000S$6,588 psm×1.000S$6,588 psm
Jun 2026Blk 20210 TO 1267 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Apr 2026Blk 42010 TO 1268 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Apr 2026Blk 41901 TO 0368 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Mar 2026Blk 21301 TO 0368 sqmS$500,000S$7,353 psm×0.997S$7,331 psm
Feb 2026Blk 21304 TO 0668 sqmS$490,888S$7,219 psm×0.997S$7,198 psm
Jan 2026Blk 41901 TO 0368 sqmS$465,000S$6,838 psm×0.997S$6,818 psm
Jan 2026Blk 21310 TO 1268 sqmS$482,000S$7,088 psm×0.997S$7,067 psm
Jan 2026Blk 20204 TO 0667 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Jan 2026Blk 20404 TO 0668 sqmS$465,000S$6,838 psm×0.997S$6,818 psm
Dec 2025Blk 21307 TO 0968 sqmS$477,000S$7,015 psm×0.996S$6,987 psm
Dec 2025Blk 41910 TO 1268 sqmS$450,000S$6,618 psm×0.996S$6,592 psm
Nov 2025Blk 41901 TO 0368 sqmS$440,000S$6,471 psm×0.996S$6,445 psm

How accurate is this estimate for Bedok Nth St 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Bedok Nth St 1 since.

Median error
3.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.71% gross yield

S$34,800 of rent a year against the estimate above · 0.29 points below flats like it

Homes like this rent for about S$2,900 a month, the middle of 75 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 8.00%, from 56 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264193 ROOMS$3,050
Sept 20262183 ROOMS$3,000
Sept 20262013 ROOMS$3,000
Sept 20264203 ROOMS$2,900
Sept 20264193 ROOMS$2,750
Sept 20264193 ROOMS$2,700
Aug 20262143 ROOMS$3,500
Aug 20264203 ROOMS$3,000

median of 75 HDB rental approvals for 3 ROOM on Bedok Nth St 1 since 2025-10.

Buying or selling at S$451,328?

Buying: Stamp duty on S$451,328 · Cash and CPF needed on S$451,328 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$451,328.

Each opens with this figure filled in; change anything there.

Primary schools near 420 Bedok Nth St 1

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
68 sqmS$395,000S$5,809 psm
Aug 2026
Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
82 sqmS$513,000S$6,256 psm
Jul 2026
Blk 420 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
92 sqmS$510,000S$5,543 psm
Apr 2026
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
68 sqmS$405,000S$5,956 psm
Jan 2026
Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
82 sqmS$530,000S$6,463 psm
Aug 2025
Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
68 sqmS$448,000S$6,588 psm
Aug 2025
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
68 sqmS$470,000S$6,912 psm
Jul 2025
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
68 sqmS$450,000S$6,618 psm
Mar 2025
Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
68 sqmS$440,000S$6,471 psm
Oct 2024
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
82 sqmS$490,000S$5,976 psm
Oct 2024
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
82 sqmS$480,000S$5,854 psm
Aug 2024
Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$420,000S$6,176 psm
Aug 2024
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
68 sqmS$408,888S$6,013 psm
Aug 2024
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$400,000S$5,882 psm
May 2024
Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
82 sqmS$465,000S$5,671 psm
Apr 2024
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
68 sqmS$418,000S$6,147 psm
Nov 2023
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$390,000S$5,735 psm
Apr 2023
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$385,000S$5,662 psm
Jan 2023
Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
excluded: outlier
82 sqmS$390,000S$4,756 psm
Sept 2022
Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$428,000S$6,294 psm
Jul 2022
Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
68 sqmS$380,000S$5,588 psm
May 2022
Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
68 sqmS$380,000S$5,588 psm
Mar 2022
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$368,000S$5,412 psm
Jan 2022
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$372,000S$5,471 psm
Dec 2021
Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$330,000S$4,853 psm
Oct 2021
Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$380,000S$5,588 psm
See more

Showing 26 of 136.

Sale prices as filed in caveats.

Where the lease takes this

About 51 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$428,594S$473,202S$512,487S$521,450
10 years41 yearsS$403,626S$492,018S$577,103S$597,466

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.